Agenda item

Erection of 64 bedroom care home, car parking and landscaping following the demolition of existing care home. [Fulford and Heslington Ward] [Site Visit]

Members considered a major full application from Octopus Healthcare Developments Ltd for the erection of a 64 bedroom care home, car parking and landscaping following the demolition of existing care home provision at the site of the former Fordlands House.

Officers provided an update to Members, updating them on the Flood Risk and Sequential Test, further response from an interested party, and Design Conservation and Sustainable Development (Landscape). Following these updates, Officers recommended that additional conditions be added to cover protection of existing trees,  tree planting details including kerbs and parking bays and a detailed landscaping scheme. They also advised that an additional Informative be included regarding the use of a landscape architect.

Officers further recommended that due to the potential for odour associated with cooking of food in the kitchen of the care home affecting nearby residential properties, an additional condition in relation to potential cooking smells be added.

Members were advised of the Network Management (Highway) consultation response which stated that:

1.   The proposed development creates a one way thoroughfare through the site with a new access parking and servicing. The access is close to the existing site access to the north of the site with suitable visibility for public footpath users.

2.   Work will include tying into the adjacent public footpaths and relocation of the lighting column. Appropriate intervisibility between users of the public footpaths and the egress is to be improved by reducing the vegetation to the north east.

3.   A marginal increase in traffic is expected, however it is not envisaged that this will be detrimental to the highway network. A pedestrian crossing is to be provided on the desire line to the opposite footpath.

4.   The site is in a sustainable location with frequent bus service to the City centre/Designer Outlet park and ride. The applicant has agreed to fund improvements to the BLISS screen to make public transport more attractive.

5.   Cyclists are will catered for, and storage will be provided on site.

6.   Car parking is in accordance with CYC maximum standards and supported by a transport statement. A commitment to travel planning will ensure that the development is unlikely to have an adverse impact on the locality in terms of parking.

Network Management (Highways) therefore recommended an additional condition in relation to improvements to the bus stop.

Mary Urmston, Chair of Fulford Parish Council Planning Committee, spoke in objection to the application. She questioned the figures used in the Flood Risk Sequential Test and asked Members to defer the application.

Eamon Keogh, agent for the applicant, spoke in support of the application. He emphasised the need for care home spaces and noted that there was a limited supply of suitable sites in York.

Officers clarified the following points in response to Member questions:

·        The revised plans showed that views of the building were limited.

·        The Sequential Test had been met.

·        The replacement of trees for bat foraging was included in Condition 15.

·        The proposal adequately dealt with the flood risk.

Following consideration by Members it was:

Resolved: That the application be approved subject to the conditions listed in the report and the additional conditions below:

Additional Condition

Before the commencement of development including demolition, excavations, and building operations, an Arboricultural Method Statement (AMS) in accordance with British Standard BS 5837, regarding protection measures for the existing trees shown to be retained on the approved drawings shall be submitted to and approved in writing by the Local Planning Authority. Amongst others, this statement shall include details and locations of protective fencing, site rules and prohibitions, phasing of works, site access during demolition/construction, types of construction machinery/vehicles to be used (including delivery and collection lorries and arrangements for loading/off-loading), parking arrangements for site vehicles, locations for stored materials, locations and means of installing utilities, location of site compound and marketing suite. The document shall also include methodology and construction details and existing and proposed levels where a change in surface material and boundary treatments is proposed within the root protection area of existing trees. A copy of the document will be available for inspection on site at all times.

Reason:     To protect existing trees which are covered by a Tree Preservation Order and/or are considered to make a significant contribution to the amenity of this area and/or development.

Additional Condition

No development shall take place until there has been submitted and approved in writing by the Local Planning Authority all tree planting details including kerbs and parking bays where these are related.

Reason:     To ensure that the trees are able to survive and thrive and are able to perform as intended within the approved landscape scheme.

Additional Condition

The development shall not be occupied until there has been submitted and approved in writing by the Local Planning Authority a detailed landscaping scheme which shall illustrate the number, species, height and position of trees and shrubs.  This scheme shall be implemented within a period of six months of the completion of the development.  Any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless alternatives are agreed in writing by the Local Planning Authority. For clarification, this shall include details of all hedging.

Reason:     So that the Local Planning Authority may be satisfied with the variety, suitability and disposition of species within the site in the interests of the character and appearance of the area.

Additional Informative to use a Landscape architect

It is recommended that the services of a landscape architect are employed to oversee the landscape contract on site, in order to ensure that the ground preparation and planting are carried out to a satisfactory standard and are in strict accordance with the approved drawings.

Additional Condition (Public Protection)

there shall be adequate facilities for the treatment and extraction of cooking odours. Details of the extraction plant or machinery and any filtration system required shall be submitted to the local planning authority for written approval. Once approved it shall be installed and fully operational before the proposed use first opens and shall be appropriately maintained and serviced thereafter in accordance with manufacturer guidelines.

It is recommended that the applicant refers to the Defra Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems (January 2005) for further advice on how to comply with this condition. The applicant shall provide information on the location and level of the proposed extraction discharge, the proximity of receptors, size of kitchen or number of covers, and the types of food proposed. A risk assessment in accordance with Annex C of the DEFRA guidance shall then be undertaken to determine the level of odour control required. Details should then be provided on the location and size/capacity of any proposed methods of odour control, such as filters, electrostatic precipitation, carbon filters, ultraviolet light/ozone treatment, or odour neutraliser, and include details on the predicted air flow rates in m³/s throughout the extraction system.

Reason:     To protect the amenity of nearby properties and the environmental qualities of the area

Additional Condition (Highway)

The development hereby permitted shall not come into use until the following highway works (which definition shall include works associated with any Traffic Regulation Order required as a result of the development, signing, lighting, drainage and other related works) have been carried out in accordance with details which shall have been previously submitted to and approved in writing by the Local Planning Authority, or arrangements entered into which ensure the same.

*Provision of a BLISS real time display screen at the inbound bus stop on Main Street Fulford.

Reason:     In the interests of the safe and free passage of highway users.